My husband and I currently have a rental home in CA and want to utilize a 1031 exchange to build an ADU on an existing, non primary residence in FL.The existing Florida home is co-owned with our son, and this is currently HIS primary residence, not ours. 

It’s harder to BRRRR in the Tulsa area now due interest rates, you definitely have to buy at a great discount in order to be all in low enough toget all of your money out and the rents have to be high enough to still cash flow after all expenses (PITI, Mgmt, Vac’s, Rep/Maint, CapEx, HOAs, Util).Based on being “all in” $120K in order to BRRRR and still cash flow at least $300 mo:$120K cash out amount - at 7%/30 yr ($150K+ ARV)PI = $800 mo + Taxes $150 + Ins $150 = $1100mo PITIRENT would have to be at least $2000 mo- $1100 PITI- $200 mgmt (even if self mng, it’s exp for time)- $200 vacancies- $200 Rep/Maint & CapEx= $300 mo cash flow.

So losses from that specific rental may be utilized. 

I can pay utilities, insurance, and other holding fees but I won't have enough to pay other cost like listed above.

Life changes made it necessary to find a new living arrangement and if I'm going to move then why not buy and utilize financing for owner occupied multiplex?

Pay particular attention to the "End the complaints" section.HOW TO SHARE UTILITIES 101You have a property with two or more units and the utility meters are shared.

Our construction site will just have basic utilities turned on and no wifi.

so you're recommending that my starting point should be finding a real estate agent, utilize theirbknowledge to learn about the process, and get referrals for good loan officers.

Electric heat can be very expensive in the winter so I would always encourage landlords to have tenants pay utilities so they have some incentive to conserve.

A realtor who used to have a PM company called "JBS Realty" until this month.He used to manage 8 of my properties and is currently refusing to pay out multiple 5-figures worth of rents/property reserves/security deposits/unpaid utility bills owed.